HomeMy WebLinkAboutPSD-060-07
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REPORT
PLANNING SERVICES
PUBLIC MEETING
Meeting: GENERAL PURPOSE AND ADMINISTRATION COMMITTEE
Date: May 22, 2007
Report #: PSD-060-07
File #: ZBA 2007-0016 &
S-C-2007 -0005
iesokc~C7r1 ~f1 ~1l-3S"-07
By-law #:
Subject:
ZONING BY-LAW AMENDMENT AND DRAFT PLAN OF SUBDIVISION TO
PERMIT THE DEVELOPMENT OF 386 RESIDENTIAL UNITS
APPLICANTS: KIRK KEMP, DOUGLAS KEMP, HELEN KEMP, ROBERT
CARRUTHERS AND PATSY CARRUTHERS
RECOMMENDATIONS:
It is respectfully recommended that the General Purpose and Administration Committee
recommend to Council the following:
1. THAT Report PSD-060-07 be received;
2. THAT the application for Draft Plan of Subdivision S-C-2007 -0005 and application for
rezoning, ZBA 2007-0016 submitted by Kirk Kemp, Douglas Kemp, Helen Kemp, Robert
Carruthers and Patsy Carruthers be referred back to staff for further processing;
3. THAT the applicants be required to pay their proportionate share of the Financial Impact
Analysis to assess the impact of this proposal on the Municipality; and
4. THAT all interested parties listed in this report and any delegations be advised of
Council's decision.
SA2*CS*CP*DJC*sh
May 15, 2007
CORPORATION OF THE MUNICIPALITY OF CLARINGTON
40 TEMPERANCE STREET, BOWMANVILLE, ONTARIO L 1C 3A6 T (905)623-3379 F (905)623-0830
REPORT NO.: PSD-060-07
PAGE 2
1.0 APPLICATION DETAILS
1.1 Owner/Applicants:
Kirk Kemp, Douglas Kemp, Helen Kemp, Robert
Carruthers and Patsy Carruthers
1.2 Agent:
Tunney Planning Inc.
1.3 Proposed Plan of Subdivision:
386 unit residential Plan of Subdivision consisting of:
· 294 single detached dwellings on 10.0, 11.0, 12.0,
13.5, and 18.0 metre lot frontages;
· 19 street townhouse units;
· 73 block townhouse units;
· 1 separate elementary school block;
· 2 park blocks; and
· 1 open space block.
.
1.4 Proposed Rezoning:
To change the current zoning on these properties
from "Agricultural Exception (A-1) Zone" to an
appropriate zone to permit the proposed
development.
1.5 Area:
32.532 ha
2.0 LOCATION
2.1 The subject lands are located on the north side of Concession Road 3, east of Middle
Road and west of Liberty Street, being in Part Lot 12, Concession 3 in the former
Township of Darlington (Attachment 1).
3.0 BACKGROUND
3.1 On March 2,2007, Staff received an application for draft plan of subdivision and
rezoning submitted by Kirk Kemp, Douglas Kemp, Helen Kemp, Robert Carruthers and
Patsy Carruthers. The applications propose a total of 386 residential units consisting of
single detached and townhouse units.
3.2 Northglen Landowners Group (Baysong Developments Inc., 2084165 Ontario Limited,
Kemp and Carruthers) have also submitted an application to amend the Clarington
Official Plan. The proposed Official Plan amendment includes the subject lands as well
as encompassing the entire Northglen Neighbourhood. The Official Plan Amendment
application is subject to a separate report on this agenda (PSD-058-07). Attachment 2
details land ownership in the neighbourhood.
3.3 A seperate application for draft plan of subdivision rezoning submitted for the lands to
the west of Middle Road, north of Concession Road 3, within the Northglen
Neighbourhood have also been submitted and are the subject of Staff Report PSD-059-
07).
REPORT NO.: PSD-060-07
PAGE 3
3.4 SupportinQ Documentation
3.4.1 At the time of writing this report an Environmental Site Assessment, Tree Preservation
Plan, Noise Study, Transportation Study, Landscape Analysis and Financial Impact
Analysis remain outstanding. The applicants are currently working on these documents.
3.4.2 The Municipality of Clarington is currently undertaking the Financial Impact Analysis
study.
4.0 LAND CHARACTERISTICS AND SURROUNDING USES
4.1 The majority of the west property is used for agricultural purposes, specifically apple
orchards owned by Kemp. The lands are relatively flat, gently sloping to the south.
There is a woodlot and tributaries of Soper Creek on the northern portion of the property
located within the Environmental Protection blocks. There is also a wooded area with
small creeks and a floodplain on the northern portion of the property. The majority of
the east property consists of flat, ploughed agricultural fields that are currently cultivated
in soybeans. Some of the lands are outside the proposed draft plan.
4.2 The surrounding uses are as follows:
North - Bowmanville Golf Course
South - Concession Road 3 and beyond, Urban Residential
East - Estate Residential, church and residential on Concession 3
West - Middle Road and beyond, vacant agricultural land (subject to a
proposed draft plan of subdivision)
5.0 PROVINCIAL POLICY
5.1 Provincial Policv Statement
The 2005 Provincial Policy Statement encourages planning authorities to create
healthy, liveable and safe communities by accommodating an appropriate range and
mix of residential, employment, recreational and open space uses to meet long term
needs.
The subject applications are consistent with the 2005 Provincial Policy Statement as
they are proposing the development of a mixed use community with a range of housing
types and densities. The applicability of the Provincial Policy Statement is discussed in
greater detail in report, PSD-058-07.
5.2 Provincial Growth Plan
The Provincial Growth Plan encourages Municipalities to manage growth by directing
population growth to settlement areas. The subject applications generally conform to
the intent of this document. A more detailed discussion of the applicability of the policy
is included in report, PSD-058-07.
REPORT NO.: PSD-060-07
PAGE 4
6.0 OFFICIAL PLANS
6.1 Durham Reoional Official Plan
The Durham Region Official Plan designates the subject lands as Living Area. The
intent of this designation is to permit the development of primarily residential areas with
defined boundaries, incorporating the widest possible range of housing types, sizes and
tenure, developed in an efficient and cost effective manner.
In consideration of development applications within designated Living Areas, regard
shall be had for the intent of this plan to achieve the following:
· A compact urban form;
· The use of good urban design principles;
· The provision of convenient pedestrian access to public transit,
educational facilities and parks; and
· The grid pattern of roads.
6.2 Clarinoton Official Plan
6.2.1 The Clarington Official Plan designates the subject lands as Urban Residential and
Environmental Protection. The intent of the Urban Residential designation is to provide
for a range of housing. The applicants have filed an Official Plan Amendment
application to allow for the following:
· Increased housing and population targets;
· Revisions to the road network;
· Revisions and additional medium density symbols; and
· Revisions to school and park requirements and locations.
6.2.2 Environmental Protection Areas are recognized as the most significant components of
the natural environment. The intent of this designation is to preserve and protect the
area from the effects of human activity. No development is permitted within the areas
designated Environmental Protection Area.
An Environmental Impact Study is required for development applications located within
the Lake Iroquois Beach or any natural heritage feature on Map C of the Official Plan
and any significant natural heritage feature which may exist but which is not presently
identified on Map C. The majority of the Northglen Neighbourhood is located on the
Lake Iroquois Beach. Significant Woodlots and Significant Valleylands are also
identified on Map C.
6.2.3 The Official Plan recognizes the existing woodlot located on the northern portion of the
subject lands as significant. The woodlot is primarily located within the proposed open
space and neighbourhood park blocks.
6.2.4 The Official Plan encourages the conservation and enhancement of cultural heritage
resources. A residential structure on the subject lands has been recognized on the
Municipality's Primary Heritage resources list. Where a structure is recognized on the
heritage resource list, the Municipality will allow alterations, renovations, additions or
repairs provided the proposed changes are compatible and consistent with the building
REPORT NO.: PSD-060-07
PAGE 5
and surrounding area. The Municipality will discourage the demolition or the
inappropriate alteration of a heritage resource.
6.2.5 The Clarington Official Plan states prior to consideration and approval of a plan of
subdivision, the Municipality shall require the preparation of a Neighbourhood Design
Plan. The plan shall be prepared in consultation with the Municipality and other
agencies. A Neighbourhood Design Plan is a visual interpretation of the future
development of a neighbourhood as a whole.
6.2.6 The Clarington Official Plan states that the Municipality may require a Financial Impact
Analysis to be undertaken for major development proposals. Where such an analysis
demonstrates that the development will have an adverse effect on the Municipality's
financial situation, the development will be considered to be premature and contrary to
the intent of the Official Plan.
7.0 ZONING BY-LAW
7.1 Within the Comprehensive Zoning By-law 84-63, as amended, both of the subject
properties are zoned "Agricultural Exception (A-1) Zone". A Zoning By-law amendment
is required in order to implement the proposed plan of subdivision.
8.0 PUBLIC NOTICE
8.1 Joint public notice of the subject applications was given by mail to each landowner
within the Northglen Neighbourhood and within 120 metres of the subject lands. Public
notice signs for these applications were posted on the Middle Road and Concession
Road 3 frontages.
8.2 Submissions received with respect to these applications, as of the time of writing, are
documented in PSD-058-07.
9.0 AGENCY COMMENTS
9.1 The applications for the plan of subdivision and rezoning were circulated to various
agencies and other departments for comment. The Official Plan Amendment application
and Neighbourhood Design Plan were circulated separately.
9.2 Clarington Operations has reviewed the applications and does not have any objections
at this time. They require an upstream stormwater interceptor complete with man-hole
clean-out and access by vacuum truck. In addition, a contribution of $20,000 for future
maintenance of the pond will be required.
9.3 Comments remain outstanding from the majority of departments and agencies at this
time.
REPORT NO.: PSD-060-07
PAGE 6
1 0.0 STAFF COMMENTS
10.1 Kemp and Carruthers own two parcels subject to these applications equal to
approximately 22% of the land within the Northglen Neighbourhood. They have
submitted one application for rezoning and one draft plan of subdivision.
10.2 Densitv
10.2.1 The densities of this plan of subdivision must conform to the Neighbourhood Design
Plan and the Official Plan Amendment as ultimately approved. The subject plan of
subdivision for the Northglen Neighbourhood's east lands proposes 294 low density
residential units and 92 medium density residential units, yielding net densities of 22.85
units per hectare and 54.4 units per net hectare respectively. The proposed densities for
this plan of subdivision remain within the low and medium residential density targets.
Staff have been reviewing the densities of the proposed subdivision application together
with the proposed NDP and Official Plan Amendment. There are some discrepancies to
rationalize between the subdivisions and the NDP submission. Through the Official
Plan Amendment, staff will ensure that the proposed number of units and mix is
consistent with the developments in other neighbourhoods in Bowmanville. Staff are
working with the consultant to ensure the subdivision and NDP subdivisions match.
10.3 Housino Mix and Lot Confiouration
10.3.1 The plan of subdivision proposes an appropriate mix of residential forms and densities,
including single detached, street and block townhouse dwellings. The applicant is
proposing single detached lots with minimum frontages of 10.0, 11.0, 12.0, 13.5, 15.0
and 18.0 metres. The smallest single detached lots would therefore have 10.0 metre
frontages and are generally proposed on interior lots in the southwest portion of the
plan. The 18.0 metre frontage single detached lots are to back onto the proposed open
space block to the north while a combination of 18.0 metre and 15.0 metre lot frontages
to back onto the existing estate residential to the east of the lands.
The applicant has also proposed 7.0 metre street townhouses and one townhouse
block, both of which are concentrated in the southwest corner of the plan. The housing
variety represented in the plan of subdivision would contribute to the enhancement of
Bowmanville's housing stock.
10.3.2 Staff requires the applicant to revise the plan of subdivision to propose that the largest
single detached lots (18.0 metre frontages) back onto these existing residential
dwellings. This will allow for a more gradual increase in density from east to west.
10.3.3 Staff has expressed concerns about the number of lots with f1ankage or rear yards
exposed to Concession Road 3 and Middle Road, Type B arterial and Type C arterial
respectfully. In an attempt to minimize the requirement for noise attenuation fencing for
outdoor amenity space exposed to arterial road noise levels, staff requires the applicant
to revise lots to face the arterial roads. This creates a window street effect in addition to
protecting the rear amenity space from elevated noise levels, and eliminating the need
for noise fencing.
10.4 Road Pattern
The proposed road pattern is representative of the grid system required by the policies
REPORT NO.: PSD-060-07
PAGE 7
of the Clarington Official Plan. The proposal includes a series of local streets in the
south and crescents in the northern portion of the plan of subdivision. The plan also
includes one curvilinear 23 metre wide collector road with access to both Concession
Road 3 and Middle Road and one local road connection to Middle Road.
10.5 Cultural Heritaoe
There is a secondary heritage structure located at 3187 Middle Road. This property is
not within the subject draft plan of subdivision. However, the underlying lot fabric has
been identified and this property is to be incorporated into future development. The
proposed lotting pattern requires demolition of the house for future road construction.
Staff would prefer that this structure be retained and incorporated into the neighburhood
design and development.
10.6 Neiohbourhood Desion Plan
The proponents have submitted a Neighbourhood Design Plan to provide a visual
representation of the entire neighbourhood, beyond those lands subject to these
applications. It includes road alignments, sidewalks, trails and pedestrian nodes, lotting
patterns, schools, parks, open space systems and stormwater management facilities.
Reduced road widths are also being explored through this process. Detailed comments
on the NDP have been provided to the applicants. Many of the issues identified in this
report are contained in those comments.
10.7 Financial Impact Analvsis
The servicing and road infrastructure required to support development in this
neighbourhood is forecasted in the Municipality's Development Charges background
study for sometime beyond 2011. Staff has advised the proponents that a Financial
Impact Analysis is required to ascertain if the development will have any adverse affects
on the Municipality's financial situation. In this regard Staff initiated this process for the
Northglen Neighbourhood as well as other neighbourhoods; among them are Brookhill
and North Newcastle Village. The proponents have been advised that they are
responsible for their proportionate share of the cost of the study.
10.8 Parkino
An on-street parking plan will be required prior to draft approval to ensure that there is
sufficient on-street parking for visitors available within the proposed plan of subdivision.
11.0 CONCLUSION
11.1 The purpose of this report is to provide information for the public meeting under the
Planning Act. Staff respectfully request that this report be referred back to staff for
further processing, receipt of outstanding comments and documents and the
preparation of a subsequent report.
Attachment:
Attachment 1 - Key Map
Attachment 2 - Land Ownership
Attachment 3 - Subdivision Layout
REPORT NO.: PSD-060-07
PAGE 8
List of interested parties to be advised of Council's decision:
Kemp Family
Carruthers Family
Mike Dome
Baysong Developments Inc
2084165 Ontario Limited
Florence Cinquemani
Grant Martin
Kevin Tunney
Robert & Patsy Carruthers
Attachment 1
To Report PSD-060-07
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